Permanent residence for owners of real estate in Cyprus

While most EU countries have closed their residency-by-investment programs, Cyprus remains one of the few exceptions (alongside Greece and Malta) where you can obtain permanent residency (PR) through property acquisition.

Buying real estate for PR in Cyprus means investing in a jurisdiction with a high standard of living, well-developed infrastructure, a favorable tax system (including the Non-Dom regime), and the possibility of applying for citizenship.

After obtaining permanent residence in Cyprus through property purchase, you don’t need to live on the island full-time, your status remains valid even if you reside in another country.

Cyprus permanent residency through property is ideal if you:

• Want to obtain EU PR by investing in housing
• Already live in Cyprus and want to transition from temporary to permanent status with a path to citizenship
• Are an investor seeking to buy real estate in the EU and obtain PR without residing in Cyprus for the whole family

Two types of PR categories are available in Cyprus for property owners. In this article, we will cover each in detail.

See also: the full guide to Cyprus immigration programs – comparison of categories, timelines, documents, and step-by-step procedure.

Permanent Residency Programs in Cyprus through Real Estate Investment

There are two main paths to obtaining Cyprus PR through real estate investment: Fast Track (Category 6(2)) and the standard Category F (Slow Track).

Fast-Track PR through Investment – Category 6(2)

• Investment of at least €300,000 + VAT in new property
• Fast processing – from 4 – 8 months
• Does not require permanent residence in Cyprus
• Mortgages are not allowed; only personal funds can be used
• Suitable for those who want to obtain PR quickly and are ready to invest in the primary market

Category F – Slow Track

Any property can be purchased (including resale), with no minimum price threshold

Processing takes from 24 months

Mortgages are allowed

Does not require permanent residence in Cyprus

The names Fast Track and Slow Track reflect their key difference: processing speed and requirements. Fast Track (officially Category 6(2)) is based on investment in new property and ensures priority review. Category F is based on general immigration law and applies to those with stable income from abroad, resulting in a longer processing time.

Regardless of the category, a due diligence legal check of the property must be conducted before purchase. This ensures the property has a valid title deed, no debts, encumbrances, or third-party rights. Read more: Property Due Diligence in Cyprus

Choosing the right Cyprus PR program depends on your goals, budget, timelines, and investment strategy. See below for more details on each program.

Permanent Residency in Cyprus – Category F

Category F is one of the most accessible ways to obtain Cyprus PR through property purchase. It suits foreigners who already own property in Cyprus for personal or seasonal use and have a proven stable income from abroad.

Key requirements:

• Property purchase — either new or resale, with no minimum price requirement. This means affordable property in Cyprus can qualify for PR. Purchases may be made with personal funds or via a mortgage from a Cypriot bank. Read more: Real Estate in Cyprus for Residency – what types qualify.
• Foreign income — at least €9,568 per year for the main applicant and €4,613 for each dependent included in the application. In practice, authorities often assess actual financial capability, as these amounts may not be enough for real living costs in Cyprus.
• Adequate savings (as proof of financial stability) — typically from €15,000+ in a Cypriot bank account.

Benefits of Cyprus PR under Category F:

✔️ Family inclusion — spouses and children under 18 can be included in the application

✔️ Path to citizenship — after eight years of residence, the PR holder may apply for Cypriot citizenship via naturalization

✔️ Minimal financial requirements — no price threshold for property; resale properties qualify

Important restrictions:

• Category F PR holders are not allowed to work in Cyprus. However, they may own shares in a Cyprus company and receive dividends.
• Only the spouse and children under 18 may be included. Once children reach 18, their PR status is lost. Parents of the applicant and adult children cannot be included.
• If the applicant is absent from Cyprus for over two years, PR may be revoked.

Processing time: There is no legally fixed timeline for Category F. In practice, it may take two years or more depending on the Migration Department’s workload. Exact timing cannot be guaranteed.

Fast-Track Cyprus PR through Real Estate Purchase (Category 6(2))

This is the so-called Cyprus “Fast-track Permanent Residency – PR” program, enabling residency via a €300,000 investment in new property.

PR for property owners in Cyprus is often referred to as the “Cyprus Golden Visa,” governed by Regulation 6(2) of the Aliens and Immigration Regulations. It also covers investments in Cypriot companies or investment funds, though this article focuses specifically on the property investment option.

Key requirements:

• Purchase of new property — (from a developer) worth at least €300,000 + VAT. The property can be under construction or move-in ready. It must be suitable for the number of family members included in the PR application.
• Funding — must be paid fully from the applicant’s own funds transferred from abroad. Mortgages or credit are not permitted.
• Minimum annual income from abroad — €50,000 for the applicant + €15,000 for the spouse + €10,000 per child. Family income may be combined if all members are included in the application. Sources can include salary, dividends, interest, etc.

Advantages of Cyprus PR via real estate (Fast Track):

• Fast review — from 4 – 8 months, one of the fastest PR programs in the EU
• Lifetime status — PR is granted for life; the first card is valid for 10 years
• Family inclusion — spouses, children under 18, and children up to 25 if unmarried and studying at a university
• Tax advantages — PR holders may apply for Cyprus tax residency and benefit from the Non-Dom regime (e.g., no tax on dividends)
• Residence flexibility — only one visit to Cyprus every two years is required to maintain PR
• Company ownership option — the property can be purchased through a company owned by the applicant and/or spouse as sole shareholders
• Property can be rented out — allowing income from the investment

Restrictions:

• Applicants may not work in Cyprus as employees. However, they can be shareholders in Cypriot companies and receive dividends.
• Investments must be made with personal funds transferred from abroad. Loans or Cypriot-based funds are not allowed.

The Cyprus PR program under Category 6(2) suits those who wish to obtain EU resident status, invest in new property in Cyprus, benefit from tax incentives, and avoid mandatory residence on the island.

Application Process for Cyprus PR through Real Estate

Obtaining Cyprus PR through real estate requires compliance with both financial and legal criteria under Cyprus immigration law. Feod Group lawyers provide complete legal support at every stage:

1. Property selection and legal due diligence: Choosing a suitable property (new or resale, residential or commercial). Our lawyers conduct full due diligence, including: title deed verification, debt or dispute checks, and developer/building permit reviews. Only after a positive conclusion is the purchase agreement signed.
2. Document preparation: Includes comprehensive assessment and documentation of the source of funds, as well as collection of required paperwork. These may include financial statements, criminal record checks, medical insurance, and family status confirmations depending on the case.
3. Application submission: The application packet is submitted to the Civil Registry and Migration Department (CRMD). Submission can be done in person or remotely through a power of attorney – no visit to Cyprus is required.
4. Application review: The authorities assess your application according to the requirements of the chosen PR category (Fast Track or Category F). Additional documents may be requested.
5. Biometrics and PR card issuance: After approval, the applicant and family must visit the Migration Department in Cyprus for biometrics (photo, fingerprints, signature). A PR card valid for 10 years is issued, confirming residency and granting access to the GeSY healthcare system and education.

If you’re considering applying for PR in Cyprus as a property owner, Feod Group specialists are ready to support you at every step.

Feod Group Legal Services

Feod Group is an international law firm based in Larnaca, with over 17 years of experience in Cyprus. We’ve supported clients since 2007 and offer full turn-key solutions:

🔹 More than 30 families obtained Cyprus PR with our help in the past year
🔹 Office in Larnaca, with a team of English-speaking lawyers, tax advisors, and immigration experts
🔹 Personalized approach to each case — we consider your goals and long-term plans

Our services include:

• Consultation on program selection
• Full legal due diligence on property
• Support for purchase and sale transactions
• Opening of bank accounts in Cyprus and the EU
• Representation before the Cyprus Migration Department and case tracking.
• Post-purchase support: utility registration, insurance, rentals

With us, you get full turn-key service!

Book a consultation in our Larnaca office or online.